22826 State Rd 54 Lutz, FL 33549-6985
Entity Owned
25-yr Hold
~
Est. High Equity
Estimated value (blended)
$575k
Range $518k – $633k (±10%)
Implied cap rate
9.80%
In-place · NOI ÷ last sale
Property ID
US18-4875810
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1991
Total area
4,092 SF
Lot
1.01 ac (43,962 SF)
Zoning code
MPUD
APN
31-26-19-0000-00100-0030
UPID
US18-4875810
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Atm
-
Grocery & Convenience Store
-
Restaurant
-
Gas Station
-
Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$465k
CAP Approach
CAP
$700k
Comparable Approach
Comparable
$559k
Blend (final)
Blend
$575k
Owner & transaction history
since 2001
7 recorded transactions
Zoning & alternative use
MPUD · Lutz, FL
Top alternative use upside
Commercial (general)
$755,000
+445.0%
Auto repair, garage
$670,000
+382.6%
Office building
$620,000
+349.3%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 16 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$575k
Value range
$518k – $633k
±10% around blend
Estimated value / SF
$141 / SF
Confidence
High
16 county-verified comps
Property data
88
Comparable evidence
100
$518k
blend $575k
$633k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,092 SF
Lot area
1.01 ac
Year built
1991
Stories
1
APN
31-26-19-0000-00100-0030
Assessed value
$2,039,258
Annual tax
$27,947
3
Income approach: direct capitalization
Partial preview
Income approach indication
$700k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$760k
@ 6.5% CAP return
$700k
@ 7% CAP return
$650k
4
Sales comparison
Partial preview
Sales approach indication
$2.64M
Weighted, 16 comps · high confidence
Evidence
16 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.6 mi away · 3,078 SF
13.4 mi away · 4,460 SF
16.7 mi away · 3,108 SF
17.1 mi away · 4,240 SF
17.2 mi away · 3,573 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$575k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+445%
vs current-use indication
Auto Repair, Garage
Office Building
Medical Building
Retail Stores
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 16 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
9.80%
Implied, in-place cap rate for this grocery and convenience stores
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.80%
9.0%
NOI (est.)
$143k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.46M
Move the market yield to see immediate price impact.
Value / SF
$356
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
9.30%9.80%10.30%
$128k
$1.38M
$1.31M
$1.25M
$143k
$1.53M
$1.46M
$1.39M
$157k
$1.69M
$1.60M
$1.52M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
16 found
High confidence · county-verified
Closest comparable
$1.18M
11.8 mi · Feb 2026 · $405/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$27,947
Tax year 2023
Assessed value
$2,039,258
Assessed 2023
Previous assessed
$1,206,835
+69.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$1,502,016
Assessed improvement
$537,242
Land market value
$1,502,016
Improvement market value
$537,242
Total market value
$2,039,258
Applied tax rate
3,600.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1991
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
968
Bathrooms
2
Total area
4,092 SF
Lot
1.01 ac (43,962 SF)
Zoning code
MPUD
APN
31-26-19-0000-00100-0030
UPID
US18-4875810
Jurisdiction
PASCO
Zoning & alternative use
MPUD · Lutz, FLZoning MPUD · permitted uses
MPUD · Lutz, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1991
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
968
Bathrooms
2
Lot
1.01 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
MPUD
Jurisdiction
Lutz, FL
Recorded code
MPUD
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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